The story of this market
The typical home in Upson County, Georgia sells for about $260,000, or $135 per square foot.
Prices are up +4.2% from a year ago, so sellers still have some momentum. Homes take about 58 days to sell. Over the long run, values in this county have grown 109% since 2000. Last year 5 of 7 neighborhoods saw prices rise, so the story isn't the same street to street. The biggest natural hazard here is lightning, which FEMA rates relatively high. HUD's fair market rent for a two-bedroom is $1,002 a month.
HUD sets the fair market rent for a 2-bedroom at $1,002 a month. FEMA's National Risk Index rates overall hazard risk here as Relatively Low.
Price climate
Every year of price change, 2000–2025
+1.4%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+24.3%). Worst: 2011 (-12.1%). Hover to read a year.
Monthly price momentum
Home values since 2015
+1.1%
GA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,312
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+1.4%
2025 change
FHFA repeat-sales index, median of 7 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
27
Relatively Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $6,089,211.
Mortgage activity
Home lending in this county
69.9%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 801 | 359 | 69.9% | 15.4% | $95,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Upson County, Georgia
Upson County's housing market remains stable with moderate price appreciation and a balanced inventory level. The market is driven by local demand and a relatively affordable cost of living compared to the broader Georgia average. Activity is consistent with historical trends for this micropolitan area.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 2 cities · 3 ZIP reports
Median prices moved up 5.7% year over year.
Homes spend a median of 65 days on market with 5.6 months of supply — a balanced-paced market.
1% of listings have cut prices · homes sell at 96.19% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.4% · poverty 19.3% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 2 researched ZIP reports of 3 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Upson County, Georgia — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 9.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 16
researched Sep 16
researched Sep 20
| 30226 | — | $265,000 | $148 | +6% | 67 | 96% | — | 5.8 | 333 | $1,295 | researched Sep 16 |
| 30285 | The Rock | $84,732 | $115 | +2.1% | 45 | 98.5% | 15% | 3.2 | 12 | $1,450 | researched Sep 16 |
| 30286 | Thomaston | $260,000 | $146 | 0% | 6 | 100% | — | — | 4 | $849 | researched Sep 20 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Public education is primarily served by the Thomaston-Upson School System, which provides comprehensive K-12 instruction for the county's student population.
The county is subject to standard regional weather risks including severe thunderstorms and occasional wind events; flood risk is localized to specific low-lying areas near water bodies.
Economic development is managed by the Upson County Industrial Development Authority, focusing on local business retention and industrial expansion within the Thomaston area.
Property taxes are assessed by the Upson County Tax Commissioner based on valuations from the Board of Assessors, with millage rates set by the Board of Commissioners and local school boards.
The county offers access to outdoor recreation including local parks and proximity to regional natural areas, providing a quiet, rural-leaning lifestyle.
The rental market is characterized by a mix of single-family homes and smaller apartment complexes, with demand driven by local workforce needs.
The local economy is anchored by manufacturing and healthcare services, with ongoing efforts by the Industrial Development Authority to attract new business investment.
The county is served by a network of state highways that facilitate regional travel, though public transit options are limited.
The Upson County Board of Assessors maintains property valuations for tax purposes, conducting periodic reassessments to ensure fair market value alignment.
The county is served by the Thomaston-Upson School System and various local utility districts that manage water and sanitation services.
Property insurance premiums are influenced by regional weather patterns and the county's rural fire protection ratings.
- High Falls Water Park4.225 mi
- Silver Dollar Motorsports Park4.626.4 mi
- Wild Daisy Farm4.812.9 mi
- The Cotton Fair4.520.1 mi
- Bank Street Cafe4.423.9 mi
- Xtreme Rider4.821.4 mi
- Sprewell Bluff Park4.89.5 mi
- Lake Meriwether Park4.518 mi
- Red Oak Creek Covered Bridge4.816.7 mi
- Historic Auchumpkee Creek Covered Bridge4.811.4 mi
- Greatest Generation Memorial Park4.61.1 mi
- Little White House Historic Site4.821.8 mi
- Red Oak Creek Covered Bridge4.816.7 mi
- FDR overlook & favorite picnic spot4.925.5 mi
- Historic Auchumpkee Creek Covered Bridge4.811.4 mi
- Roosevelt Historic Pools & Warm Springs4.321.9 mi
- Sprewell Bluff Park4.89.5 mi
- Pike County Parks and Recreation Authority4.314.9 mi
- Greatest Generation Memorial Park4.61.1 mi
- Weaver Park4.41.3 mi
- Summers Field Park4.413.5 mi
- Morgan Dairy Golf Club4.119.2 mi
- Dickey Farms4.818 mi
- Ingles Market4.416.1 mi
- Ingles Market4.30.9 mi
- Dollar General41.3 mi
- Belk4.21.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
A central historic anchor in Thomaston that serves as a focal point for the county seat and local government.
Data retrieved from US Census Bureau QuickFacts and Census Reporter.
Allows lenders to foreclose on property without a court order provided the security deed contains a power of sale clause; requires specific notice and advertising procedures.
O.C.G.A. Title 44, Chapter 14, Article 7
Sellers are required to truthfully answer questions posed by buyers regarding the property's condition, though specific liability protections exist for non-disclosure of certain psychological impacts or non-material facts.
O.C.G.A. § 44-1-16
applies when — Owner must occupy the property as their legal residence and have owned the property on January 1 of the tax year.
Provides a reduction in the assessed value of the property; the state standard exemption is $2,000, which is subtracted from the assessed value before the millage rate is applied.
O.C.G.A. § 48-5-40
Taxable tangible property is assessed at 40 percent of its fair market value. The formula for tax due is: ((Fair Market Value * 0.40) - Exemptions) * Millage Rate.
O.C.G.A. § 48-5-7
Governance registry — every jurisdiction re-researches on a rolling 90-day cycle. Property reports compose these inherited burdens into a per-parcel ledger with conditional determinations. Informational only — not legal advice.